Q & A: Straight Answers to Hard Asked Questions
Question from David K., Limited License Property Manager in North York
Q: My Board asked me to call the police regarding an aggressive dog who bit a resident. I’m looking for more information on these types of things and what to do please and thank you in advance.
A: We wrote about this in our Fall/Winter 2020/2021 edition of Riskboss Magazine. Aggressive and unrestrained dogs make up a large percentage of complaints in condominiums.
Certain circumstances are managed through an Ontario law entitled “The Dog Owners’ Liability Act .” Offences in this law are known as Strict Liability, meaning that no intent is required to be proven. This law clearly outlines situations and remedies regarding instances of dog bites, dog attacks and lunging dogs (on humans and even on other animals) and/or when dogs are otherwise aggressive. The law also deals with regulatory banned animals.
Police and local Animal Control Services must be called in more severe circumstances. The dog owner may have to appear in court after receiving a Notice of Hearing. Remedies include but are not limited to Orders requiring confinement, restraint, and even euthanizing in extreme circumstances. The victim, in all circumstances, must call the police as third-party complaints cannot be taken by police in these circumstances.
Make sure to back up all CCTV footage and create contemporaneous reports outlining details of the incident, including all witnesses’ details. The corporate lawyer will likely have to be engaged as dog bites are considered very serious incidents that cannot be overlooked.
Question from Betty M., Resident in downtown Toronto Condominium
Q: My property manager sent me a link to your magazine. I think your articles are very important for condominium types like me. I don’t want to assume, but is it okay for me to send this to friends? I think that they would appreciate your insights.
A: Absolutely, and thank you for your kind words. We distribute the Riskboss Magazine link to over 25,000 high rise households in the GTA. We believe that Riskboss Magazine can assist in helping high rise residents improve risk to their communities.
Question from Manny P., Property Manager in midtown Toronto Condominium
Q: My Board decided to move all of our security guards from outsourced to in-house five years ago. I’m struggling because I don’t know how to train security guards or whether the guards and the corporation must be licensed (from what I hear, it may be yes). I worry about the expectations placed on me. My question is, what can and what can I not be involved with?
A: Thank you for your question. You are not alone in your anxiety over this topic. When Riskboss conducts risk assessment, we often find that in-house security guards and the site are not even licensed, nor are the guards in compliance with uniform standards prescribed by the province.
Training is almost always substandard, and site emergency procedures lack the necessary elements to protect residents and their guests. Some sites call their team members “concierge” and feel strongly that these employees are not security guards. This is incorrect.
The Ontario Ministry of the Solicitor General (Sol-Gen) has made it very clear that if anyone is in a role or capacity conducting access control, monitoring CCTV, or is expected to perform lifesaving efforts, then yes, these people are definitely security guards regardless of what you call them.
Please go to the Sol-Gen website in the following link and apply for a license as soon as possible:https://www.ontario.ca/page/security-guard-or-private-investigator-licence-registered-employer. The license must be clearly visible at the site. If found in default by the Ministry, heavy fines can be levied.
Riskboss recommends that property managers never engage directly in creating site emergency procedures or training security guards. Hire an accredited company like Riskboss to conduct such work. Call us. We can help.
Some questions and comments from GTA property managers about the Bellaria Residences Condominium shooting:
Q: Horrible incident in Vaughan. I can’t imagine what that community is going through. What can we do as property managers to prepare ourselves for such incidents?
Q: Unbelievable! I am sure many people in that community will need help understanding this shooting. How did we get to this? What can we do to help?
A: Given the overwhelming dialogue about this incident, we have prepared an article in our Elephant in the Room section in this edition. Please have a read and let us know your thoughts.
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